Sutton South · Sutton · Sutton and Cheam constituency · 51.35610, -0.18309

SM2 5TF— Sutton South, Sutton

Location and area intelligence for SM2 5TF, Sutton South, Sutton

Under-the-radar value

 

Schools 100%Safety 78/100Transport 27/100Yield 4.41%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
57
Safety
78
Schools
90
Transport
27
Environment
60
Investment
62

The bottom line

SM2 5TF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £326,500 median — strong value for Families who can accept its trade-offs.

The catch: 57 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SM2 5TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-37.2% vs London avg
vs London income-6.7% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for SM2 5TF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“Under-the-radar value”

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How SM2 5TF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Devonshire Primary School

Not yet inspected · Inspected Jan 2025 · 6 min walk

KS2: 105.6

★★

Secondary

Sutton Grammar School

Good · Inspected Jun 2022 · 14 min walk

P8: +1.16A8: 82.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Wall Nursery School

Not inspected · 19 min walk

3 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

43.7 incidents per 1,000 residents

Better than 68% of London
↑ Rising 473.3%

from a low base — still below London average

-19% vs borough

Crime by type

Violence & sexual offences41%
Anti-social behaviour23%
Other21%
Vehicle crime7%
Burglary5%
Theft2%
Drug offences1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Sutton Fire Station · 2.4km

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

£326,500

Median sale price

Bottom 25% — 37% below London median

£326,500 is 37% below the London median (£520,000)

+142.6%

This year

Flat

Dominant type

Price history

5-year change
+7.9%
Sales (24 months)16
New build0.0%
Avg semi-detached£825,000
Avg flat£316,500
Price per m²£5,142/m²
Price per ft²£478/ft²
Avg floor area64.7 m²

EPC breakdown

B
18%
C
68%
D
48%
E
5%
F
2%

Based on 141 properties · Confidence: high

Street mix

Semi 3%Detached 1%Flat 96%

LHA rates — Outer South London

Shared room£569/mo
1 bedroom£950/mo
2 bedrooms£1200/mo
3 bedrooms£1500/mo
4 bedrooms£1950/mo

Stamp duty

Standard buyer£3,825
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,620

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.3×

Price-to-income

£1,633/mo

Est. mortgage

High

Market activity

35d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£161,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,824
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+9.1%

Total change

+1386%

Market Activity

Price Velocity & Acceleration

Current Velocity

+211.3%

per year

Acceleration

+231.74

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £125k–£150k · 231 sales

Property Type Mix

Total: 231 sales

Detached0.9%
Semi-detached3%
Flat/maisonette96.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£92k+65.8%7.2
Post-dot-com plateau2001–2004£109k£181k+66.6%11
Pre-crash peak2005–2007£158k£204k+28.6%14.3
GFC & correction2008–2012£200k£173k-13.4%5
Help-to-Buy recovery2013–2016£170k£270k+58.9%6.8
Brexit uncertainty2017–2019£258k£233k-9.9%3
Pandemic surge2020–2021£323k£303k-6.3%3.5
Rate-rise correction2022–2023£309k£323k+4.5%8
Current market2024–2026£333k£825k+147.7%5.7

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+0.5% alpha

Weakest performer

Flat/maisonette

-0.2% alpha

Semi-detached+0.5% α
Local
4.7%
District
4.2%
Flat/maisonette-0.2% α
Local
5.3%
District
5.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Sutton (London)→ Victoria· 11 tph
31 min

Nearby stations

Sutton (London)National Rail
9 min walk
Mitcham Junction Tram StopTram
56 min walk
Beddington Lane Tram StopTram
58 min walk
Mitcham Tram StopTram
59 min walk
Therapia Lane Tram StopTram
63 min walk
No bus stops within 400m

14

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★57 min
Victoria64 min ↑
Waterloo70 min ↑
Canary Wharf74 min ↑
City72 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park483m
Santander docks (800m)0
Nearest cycle dock6.9 km

Nearby car parks

🅿️
Station Car Park
555m
🅿️
Sch
750m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed493 Mbps
Median download447 Mbps
Superfast coverage100%
All operators 5G92%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.1 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 58%
Less green space than 89% of London

Nearest SSSI: Banstead Downs SSSI — 2.7 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,530 hrs/yr

Sunshine

595 mm/yr

Rainfall

22.9°C

Summer avg

3.0°C

Winter avg

Solar yield849.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CRANSTOUN SUTTON

CRANSTOUN INSPIRE, ORION HOUSE, 19 CEDAR ROAD, SM2 5DA

6 min walk

4

GPs within 1km

1

Dentists within 1km

10

Care homes (1km)

Nearest hospitalRoyal Marsden Hospital · 1.4 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Bank (712 m)

No restaurants within 800m — nearest: Sofra Grill and Restaurant (580 m)

Nearest supermarketThe Co-operative Food · 668 m
11 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
443 licensed premises in borough167 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

Tesco Express621 m
Cornners653 m
Willetts Family Butcher672 m
Nisa Local680 m

Nearby cafes

Delight639 m
Pumpkin661 m
Caffe Melo675 m
Beeches Cafe677 m

Nearby restaurants

Sofra Grill and Restaurant580 m
Frankie's Cafe583 m
Domino's627 m
Spaghetti Tree629 m

Nearby pubs

The Old Bank712 m
The Nightingale756 m
Slug & Lettuce829 m
O'Neills839 m

Nearby gyms

Sutton Highfields Tennis & Pétanque Club159 m
Sutton Tennis & Squash Club419 m
Anytime Fitness592 m

Nearby pharmacies

Coopers775 m
Sutton Pharmacy1.1 km

Nearby health

TDIC Denture & Implant Clinic687 m
Sensational Smiles694 m
Sutton Medical Centre945 m
Food hygiene (5-star)88% of 16

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
137

High street

E

High street health

Registered businesses

8 ALBION ROAD LIMITED
AZRENO LTD
EESP GLOBAL GROUP LTD
EVERMIND COACHING SOLUTIONS LTD
KADOSH HEALTHCARE LIMITED

+3 more

Investment

Investment grade, yield and market outlook

62

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,200London avg: £1,950/mo
Gross yield
4.4% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal137
Sales last 12 months8

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+4.3%

Rent growth (1yr)

Market liquidity

High

Market activity

35d

Est. days to sell

67/100

Velocity score

Future outlook

56.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,603m
Crossrail 2 route7,431m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,082 nationally

1,966

Est. population

13,585/km²

64%

Employed

50%

Degree educated

£39,200

Median income

3.6%

Claimant rate

SuburbanHigh densityEstablished mixed

33

Community stability

Age profile

22%
23%
25%
16%
14%
Under 1822%
18–3423%
35–4925%
50–6416%
65+14%

Tenure

19%
25%
50%
Own outright19%
Own (mortgage)25%
Private rent50%
Social rent7%

Ethnicity

49%
18%
18%
White British49%
White Other18%
Asian18%
Black6%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine16%
No car household31%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent50%
Social rent7%

vs. London

Income vs London-6.7%
Price vs London-37.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
11
Local approval rate
50%
Borough approval rate
59%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
67 homes · UCB House, UCB House, Sutton Court Road, SM1 4SY
Pipeline pressure
NONE

Named schemes (500m)

40-44, 40-44, CEDAR ROAD, SM2 5DJ30 homes
completed
3-7, 3-7, DEVONSHIRE ROAD, SM2 5HQ27 homes
completed
87-93, 87-93, Langley Park Road, Sutton, SM2 5HF19 homes
completed
38-40, 38-40, Albion Road, Sutton, SM2 5TF18 homes
completed
51-53, 51-53, EATON ROAD, SM2 5ED18 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
17.5%
Election year
2026
MP
Luke Taylor (Liberal Democrat)
MP majority
3,801
Constituency
Sutton and Cheam

Councillors

Richard CliftonLib Dems
Trish FiveyLib Dems
Asif HiraniLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£326,500)

£3,825

Standard buyer

£0

First-time buyer

Save £3,825

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SM2 5TF

Full postcodeSM2 5TF
Postcode districtSM2
BoroughLondon Borough of Sutton
WardSutton South
Latitude51.356096
Longitude-0.183092
Parliamentary constituencySutton and Cheam
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey